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HomeMy WebLinkAboutMINUTES - 06041985 - T.10 THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA Adopted this Order on June 4, 1985 , by the following vote: AYES: Supervisors McPeak, Torlakson and Fanden NOES: Supervisors Powers and Schroder ABSENT: None ABSTAIN: None SUBJECT: Appeal of James A. McCall (Applicant) and Duke Margherio (Owner) from denial of LUP 2203-84 to establish a pre-school in the Alamo area . The Board on May 21 , 1985 reopened the hearing on the above land use permit . The Board on May 21 , 1985 also appointed a special task force to review the site in terms of additional traffic and safety impact on the community as well as the children attending the pre-school and to consider the feasibility of another school site in the Alamo, area and the possibility of staggered hours so as to reduce traffic impact . Harvey Bragdon , Assistant Director of Community Development , advised that the task force had met and taken a field . trip to the site , and that the meeting resulted in a general con- sensus , not including the representatives of the San Ramon Valley Area Planning Commission , that the questions concerning the pre-school for 15 children could be resolved as follows: 1 . Minimize the possible traffic hazards to the children' s outdoor play area by relocation to the side and rear yard, areas . 2. Enlarge the proposed on-site turnaround into a portion now used for play area to provide for additional capacity to leave and pick up children . 3. Reduce traffic congestion on Miranda Avenue by widening of Miranda Avenue at the site frontage to provide two turning lanes from the area of the driveway to the intersection. Mr . Bragdon advised that the San Ramon Valley Area Planning Commission continues to feel that the major concerns had not been adequately mitigated , but that the rest of the committee felt the above suggested mitigations would remove and mitigate the problems identified . No one having appeared to speak, the hearing was closed. Supervisor Schroder commented that if the Task Froce felt that the front yard area is unsafe for children to play in and should be moved , it would lead him to believe that the total site is unsafe and therefore he would move to deny the subject land use per- mit . The motion was seconded by Supervisor Powers . Supervisor Torlakson noted that he had viewed the site and found no notable traffic problem and that the County Traffic Engineer had indicated there was no major traffic problem and that the independent traffic consultant hired to do the study found no major problem, and that moving the play area as sugggested by .the task force would provide for extra stacking in the driveway which would make it even safer . He stated that in considering the need for child care and the unavailability of other suitable sites , he could not support the motion to deny. The vote on the motion failed to carry the following vote: 1 AYES: Supervisor Schroder and Powers NOES: Supervisors McPeak , Torlakson and Fanden ABSENT: None Supervisor Torlakson recommended approval of the land use permit with the additional conditions as recommended by the task force and the engineering staff. IT IS BY THE BOARD ORDERED that LUP 2203-84 is HEREBY APPROVED , subject to the conditions set forth in Exhibit A attached hereto and by reference incorporated herein. I hereby cW-Ify that this Is a true end correct copy of an action taker,and entered on the rMnutes of the Board of Supervisors on the date shown. ATTESTED: f PHIL BATCH OR,Clerk of the Board of Supervisors and County Administrator By .Deputy cc: Community Developement Director Public Works Director County Counsel James A. McCall , applicant Duke Margherio , owner 2 CONDITIONS OF APPROVAL FOR LAND USE PERMIT #2203-84: 1. The permit is approved per plans submitted with the application dated received by the Planning Department February 6, 1985, as modified by the report by JHK Associates received April 17, 1985, including a plan for off-street turnaround and parking facilities, subject to the conditions listed below. 2. The premit is approved for a preschool for a maximum of 15 children, ages two through five. 3. The permit is issued to the applicant only, James A. McCall, an is non-transferable. 4. The hours of operation of the preschool shall be from 6:30 a.m, to 6:30 p.m., Monday through Friday. 5. The permit is subject to administrative review during the first year of operation to determine adequacy of the off-street parking and turnaround area. Additional requirements may be applied. 6. The following improvements shall be made prior to occupancy provided by this permit. A. The existing outside children's play areas shall be removed from the area of Miranda Avenue and Stone Valley Road to the sideyard areas at the west and north boundary of the property. Additional screening shall be provided along the north boundary of the property. B. Provisions for on-site turnaround to allow for drop-off and pick-up of children, and a minimum of four parking spaces as shown on plans submitted April 17, 1985, modified to extend southerly into the existing play area to provide additional capacity for the intermittent parking in the driveway. This may require adjustment of parking as shown. Parking and driveway areas shall be paved to prevent dust or ponding of water. C. Construct improvements to Miranda Avenue from the driveway entrance to the Stone Valley Road intersection to provide a minimum of two 11-foot turning lanes. Said construction shall include pavement widening (5+ feet), replacement of the AC berm and striping to delineate the turning lanes. 7. In conjunction with the operation of a preschool, the applicant shall prohibit off-site parking in the vicinity of the intersection of Miranda Avenue and Stone Valley Road. B. One sign not to exceed three square feet shall be allowed with this permit for identification only. 1 9. No loudspeakers or amplified music shall be permitted outside the building. The following statement is not a condition of approval. However you should be aware of it prior to requesting building permits or change of occupancy on the parcel of this land use permit. A. San Ramon Valley Fire Protection District requires the applicant to comply with State licensing, Uniform Fire Code and California Administrative Code as required for E-3 occupancies prior to receiving fire district clearance. BT:pllp9blup .6% 4%$55 . �G1111 U!, J U Int,